Downtown Restaurant With
For Sale
$898,880
445 E Main, El Centro, CA 92243
Existing full commercial kitchen and East Main frontage support continued restaurant use.
Property Size2,330 SF
Price / SF$385.79
Days on Market10
Property Features for 445 E Main
General Information
Standard status
Active
Size
2,330 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1993
Listing Agency:
RE/MAX MASTERS REALTY
(626) 967-1779
Listed By:
Cesar Navarro · License #01250916
Source:
Myfabuloushome
Added: Aug 21
Changed: Aug 30
Last Checked: Aug 30 at 3:23AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX MASTERS REALTY
Investment Insights
Based on property information with market context.
This restaurant property includes a full commercial kitchen and an existing restaurant buildout. Constructed in 1993, the building offers a purpose-oriented configuration for food-service operations, with street frontage along East Main Street in downtown El Centro.
The property is positioned near Highway 86 and Interstate 8, providing regional roadway access. A 7-Eleven is adjacent, while a Shell station is located near the East Main Street and Dogwood Street area. The surrounding setting includes a mix of residential uses, adding an established neighborhood context to the commercial location.
The property is positioned near Highway 86 and Interstate 8, providing regional roadway access. A 7-Eleven is adjacent, while a Shell station is located near the East Main Street and Dogwood Street area. The surrounding setting includes a mix of residential uses, adding an established neighborhood context to the commercial location.
Key Highlights
- Full commercial kitchen and restaurant buildout
- Located along East Main Street in downtown El Centro
- Near Highway 86 and Interstate 8
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$30,388
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.38%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$607,760
$607.8K
Cap Rate 7%
$434,114
$434.1K
Cap Rate 9%
$337,644
$337.6K
Market Conditions
NOI Build-Up for 2,330 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$43.1K $18.48/SF
− Vacancy
−$2.5K −$1.09/SF
EGI
$40.5K $17.39/SF
− OpEx
−$10.1K −$4.35/SF
NOI
$30.4K $13.04/SF
Area
Imperial County, CA
Vacancy
5.90%
Lease Rate
$18.48 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$607,760
Cap Rate 7%
$434,114
Cap Rate 9%
$337,644
Alternative Uses
Best Use
Specialty Retail
$434.1K
$379.9K – $506.5K
NOI $30,388 @ 7.0% cap · market cap 3.38%
Second Best
Industrial
$304.8K
$266.7K – $355.6K
NOI $21,334 @ 7.0% cap · market cap 2.37%
Theoretical Best
Office A
$594.3K
$520.1K – $693.4K
NOI $41,604 @ 7.0% cap · market cap 4.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
967
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92243, CA
49,149
Population
15,908
Households
3.1
Avg Household Size
36
Median Age
16%
College-Educated
74%
High-School Grad
113.3 sq mi
ZIP Area
434
Density / Sq Mi
$55,890
Median Household Income
$31,170
Median Earnings
$992
Median Rent
$286,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Existing full commercial kitchen and East Main frontage support continued restaurant use.
Where is this conventional restaurant located?
The property is located at 445 E Main El Centro, CA.
What is the asking price?
The asking price for this property is $898,880.
What are key features of this property?
This property features: Full commercial kitchen and restaurant buildout; Located along East Main Street in downtown El Centro; Near Highway 86 and Interstate 8
